2H 2026 Government Land Sales (GLS): A Complete Guide to All 9 Sites

The Urban Redevelopment Authority (URA) has released Singapore’s Government Land Sales (GLS) programme for the second half of 2026, comprising 9 sites that could yield up to 4,745 new residential units. The slate spans the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR), and includes private condominiums, an Executive Condominium (EC), and a large mixed-use white site.

This guide provides an objective breakdown of each site, what makes it notable, and the type of buyer or investor it may suit.

Overview: What’s in the 2H 2026 GLS Programme?

The 9 sites are split as follows:

• 7 private residential sites, including 1 mixed-use site
• 1 white site at Town Hall Link in Jurong Lake District
• 1 Executive Condominium site at Jurong East Avenue 1

Together, they represent a steady supply response from the government at a time when new launch inventory has been tightening. Here is a site-by-site look at the 2H 2026 Government Land Sales Singapore programme.

For an example of how a GLS parcel can be reviewed closer to launch, see the Chuan Grove GLS New Launch Review.

1. Orchard Boulevard: 110 Units

Location: District 10, close to the Orchard Road shopping belt

Orchard Boulevard is a boutique-sized residential plot situated in one of Singapore’s most prestigious addresses. With approximately 110 units expected, the development will likely target the high-end and luxury segment.

• Prime District 10 location, consistently one of Singapore’s highest-value residential districts
• Within a 5-minute walk of Orchard Boulevard MRT station on the Thomson-East Coast Line
• Just outside the Orchard Road shopping belt, offering proximity to amenities while retaining a quieter residential character
• Strong appeal to high-net-worth owner-occupiers and investors seeking a premium city-fringe address

Who it suits: Buyers looking for a boutique luxury product in a proven, prestigious location. The small unit count means the development will likely be exclusive, with potential for long-term capital value support.

2. Holland Plain: 610 Units

Location: District 10, within the Bukit Timah and Holland landed enclave

The Holland Plain GLS site is one of the more significant land parcels in the 2H 2026 programme, offering 610 units in a location embedded in Singapore’s established private residential landscape.

• Surrounded by Good Class Bungalow estates and exclusive landed housing enclaves
• Several prominent schools are located nearby, appealing to family buyers who prioritise education accessibility
• Relative scarcity of new launch supply gives Holland Plain a differentiated market position
• Likely to attract buyers who appreciate low-density, established living environments

Who it suits: Families seeking a high-quality residential environment near established schools, as well as investors who value the long-term scarcity premium of District 10 addresses.

3. Marina Gardens Lane: 390 Units

Location: Marina South, near the Thomson-East Coast Line

The Marina Gardens Lane GLS site sits within the Marina South precinct, an area undergoing long-term transformation into a new mixed-use residential district. It is one of the more forward-looking sites in the 2H 2026 slate.

• Proximity to two MRT stations on the Thomson-East Coast Line, offering strong island-wide connectivity
• Located within Marina South’s transformation zone, where a new precinct is being built from the ground up
• Direct rail connections to Orchard, the CBD, and the East Coast

Who it suits: Buyers with a longer investment horizon who are comfortable with an emerging precinct and the time needed for surrounding amenities to mature.

4. Tanjong Rhu Close: 505 Units

Location: Tanjong Rhu Road, near the Kallang River

Tanjong Rhu Close is reportedly the second residential GLS plot along Tanjong Rhu Road in nearly three decades, highlighting the scarcity of new supply in this established address.

• A mature, low-density residential enclave with a loyal base of owner-occupiers
• Located near Dunman High School and Chung Cheng High School
• Kallang River and waterfront parks provide valued lifestyle amenities
• City-fringe proximity without the density of the CBD

Who it suits: Buyers who value established residential character, school proximity, and the premium of a scarcity address, including those upsizing from homes in the surrounding area.

5. Berlayar Close: 695 Units

Location: Telok Blangah, Greater Southern Waterfront

The Berlayar Close new launch site is positioned within the Greater Southern Waterfront transformation corridor, one of Singapore’s most ambitious long-term urban rejuvenation projects.

• The Greater Southern Waterfront spans from Pasir Panjang to Marina East and is planned as a major waterfront precinct
• Within walking distance of Telok Blangah MRT station
• Waterfront proximity offers a lifestyle premium found in relatively few Singapore addresses
• As an earlier residential development in this corridor, it may benefit from progressive infrastructure and precinct improvements

Who it suits: Buyers who want waterfront living with the potential upside of a transforming precinct and who have a medium-to-long investment outlook.

6. De Souza Avenue: 415 Units

Location: Upper Bukit Timah, within a landed housing estate

De Souza Avenue offers a different proposition from the other RCR sites. It is set within the premium Upper Bukit Timah landed estate, a well-established residential neighbourhood with a strong community character.

• Located within one of Singapore’s well-regarded landed housing belts
• Well-positioned for landed-property owners who want to right-size without leaving the neighbourhood
• The landed estate context supports a lower-density surrounding streetscape

Who it suits: Buyers transitioning from landed to condominium living in an established neighbourhood, or those who value leafy, lower-density environments over city proximity.

7. East Coast Road: 85 Units

Location: Siglap, East Coast

The East Coast Road Siglap condo site is the smallest in the 2H 2026 programme, but its setting gives it a distinct character. Nestled within the Siglap landed enclave, it will likely yield a boutique condominium development.

• Located in a heritage residential neighbourhood known for its low-rise, community-oriented character
• Directly across from Siglap V and Siglap Shopping Centre
• Close to several international schools, which may support rental demand from expatriate tenants
• Boutique scale of approximately 85 units

Who it suits: East-side buyers who appreciate enclave living and investors considering potential rental demand from the international school community.

8. Jurong East Avenue 1 EC: 735 Units

Location: Jurong East, close to the PIE and an upcoming MRT station

The Jurong East EC 2026 site is set to be the first Executive Condominium launched in the West under new EC framework measures, making it a closely watched site for HDB upgraders.

• ECs are generally priced below comparable private condominiums, subject to market conditions and eligibility rules
• Expected to attract interest from the large HDB population across Jurong East, Clementi, and surrounding towns
• Close to the Pan-Island Expressway and key Jurong East amenities
• A nearby MRT station is scheduled for completion in 2028
• Jurong Lake District’s continued transformation supports the area’s long-term growth story

Who it suits: Eligible HDB upgraders seeking a home in the West at a more accessible entry point than many private condominiums. Buyers should review the prevailing EC eligibility, ownership, and Minimum Occupation Period rules before committing.

9. Town Hall Link White Site: 1,200 Units

Location: Jurong Lake District, near Jurong East MRT

Town Hall Link Jurong Lake District is the largest site in the 2H 2026 GLS programme. As a white site, where developers have flexibility in the mix of permitted uses, it is expected to yield a major integrated development.

• Approximately 1,200 residential units and more than 83,000 sqm of commercial space
• A short walk from Jurong East MRT station, one of Singapore’s best-connected interchanges
• Located at the core of Jurong Lake District, planned as Singapore’s largest business district outside the city centre
• White site status allows flexibility to create an integrated live-work-play environment within planning guidelines

Who it suits: Buyers with a long-term view of Jurong Lake District who want to consider a large mixed-use address outside the city centre.

What Does the 2H 2026 GLS Mean for the Market?

Supply is calibrated, not flooded. A potential 4,745 units across 9 sites is a measured release that adds to the future pipeline without affecting every market segment in the same way.

The East and West are both represented. East Coast Road and Tanjong Rhu add eastern options, while Jurong East Avenue 1 and Town Hall Link strengthen the future western pipeline.

Transformation zones are a recurring theme. Marina South, the Greater Southern Waterfront, and Jurong Lake District all feature prominently. Buyers considering these areas should distinguish established amenities from longer-term plans.

The CCR remains selective. Two District 10 sites add prime supply, but their different scales and settings are likely to appeal to distinct buyer profiles.

Frequently Asked Questions

How many units will the 2H 2026 GLS programme produce?

The 2H 2026 GLS programme could yield up to 4,745 residential units across 9 sites.

What is the biggest GLS site in 2H 2026?

Town Hall Link is the largest site by proposed housing yield, with approximately 1,200 residential units plus a substantial commercial component.

When will these sites be launched for tender?

GLS tender timing depends on whether a site is on the Confirmed List or Reserve List and on the government’s published sale schedule. Development launches typically take place only after tender, award, planning, and construction preparations.

Can foreigners buy units developed from these GLS sites?

Foreigners may generally purchase non-landed private condominium units, subject to prevailing rules and taxes. The EC site has separate eligibility restrictions, particularly during its initial sale and occupation periods. Buyers should confirm current eligibility and Additional Buyer’s Stamp Duty before committing.

Is the Jurong East EC open to Permanent Residents?

Executive Condominium eligibility depends on the household profile and prevailing rules. Certain Singapore Citizen and Permanent Resident household combinations may qualify, but buyers should check the official eligibility conditions applicable at launch.

What is a white site in Singapore GLS?

A white site is a GLS parcel where a range of uses may be permitted, such as residential, commercial, or hotel use, within URA’s planning parameters. This flexibility often supports larger integrated developments.

How do GLS sites differ from en-bloc sales?

GLS sites are state land released for tender. En-bloc, or collective sale, sites are privately owned developments sold collectively by their owners. Both can contribute to the new launch pipeline, but they enter the market through different processes.

Sources and Author

This market update draws on the ERA Singapore 2H 2026 GLS visual summary and public Government Land Sales information. Site details, tender timing, unit yields, planning parameters, and eligibility rules may change. Refer to official government and developer releases when individual sites are launched or awarded.

• ERA Singapore: 2H 2026 Government Land Sales update
• URA: Government Land Sales
• HDB: Executive Condominium information

About the author: Melvin Tan is a licensed real estate salesperson in Singapore specialising in residential property.

This article is for informational purposes only and does not constitute financial or investment advice. Property purchases should be based on your personal financial circumstances and appropriate professional guidance.